1258 Glen Carlyn Dr · Victor, NY 14425

$199,900

3 bd · 1.5 ba · 1,540 sqft · SingleFamily public records · 7 Days on market

Built 1981 0.28 ac lot $130/sqft · 42% below area Est $343k · 42% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.1/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO THIS PROMISING 3-BEDROOM, 1.5-BATH RAISED RANCH NESTLED ON A TRANQUIL NEIGHBORHOOD STREET, OFFERING IMMENSE POTENTIAL AND A COVETED LOCATION CLOSE TO ALL AMENITIES. THIS HOME BOASTS A GENEROUS LAYOUT WITH THREE BEDROOMS AND ONE FULL BATH ON THE MAIN LEVEL. THE LOWER LEVEL PROVIDES VERSATILITY AND COMFORT- IDEAL FOR ADDED LIVING SPACE WITH AN EXISTING REC ROOM AND HALF BATH. ENJOY OUTDOOR LIVING WITH A MULTI-LEVEL DECK AT THE REAR, PERFECT FOR GATHERINGS AND RELAXATION. SITUATED IN THE SOUGHT-AFTER VICTOR CENTRAL SCHOOL DISTRICT, THIS PROPERTY OFFERS PROXIMITY TO SCHOOLS, SHOPPING, DINING, AND MAJOR HIGHWAYS. IN NEED OF UPDATING AND BEING SOLD AS-IS, THIS HOME PRESENTS AN EXCELLENT OPPORTUNITY FOR THOSE LOOKING TO PERSONALIZE AND ADD VALUE. DON’T MISS OUT ON THIS CHANCE TO CREATE YOUR DREAM HOME IN A DESIRABLE NEIGHBORHOOD. SCHEDULE YOUR SHOWING TODAY! OFFERS DUE TUESDAY 7/9 @2PM. TOTAL SQUARE FOOTAGE IS 1540 INCLUDING THE LOWER LEVEL.

Key facts

• New kitchen
• New flooring
• Gas fireplace

Tags

• NEW KITCHEN
• GAS FIREPLACE
• ENERGY EFFICIENT WINDOWS
• VINYL SIDING
• NEW FLOORING
• INTERIOR PAINT

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Driveway; Garage door opener; Electricity to garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story existing home; Resale property; Block foundation; Asphalt shingle roof; Vinyl siding
• Construction: Built previously (existing); Copper plumbing
• Exterior features: Blacktop driveway; Pie-shaped residential lot; City street frontage; Lot dimensions approximately 88 x 136

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range; Microwave; Oven; Refrigerator; Disposal; Solid surface counters
• Bedrooms: Contains bedrooms (total rooms include living spaces and bedrooms)
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom present
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Sliding glass doors; Solid surface counters; Thermal windows; Sliding doors
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 9.9% vs local median 2.6% in Victor — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#122 in NY, #1,991 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Victor Central School District (suburban): math 56% / reading 62% proficiency, ranked #222 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Victor Primary School (math 46% / reading 60%, grade C, #983 of 2,108 statewide, top 47%, 711 students, 25% FRL); Victor Intermediate School (math 40% / reading 58%, grade C-, #294 of 729 statewide, top 41%, 919 students, 26% FRL); Victor Senior High School (math 98% / reading 72%, grade A, #369 of 1,100 statewide, top 34%, 1,320 students, 26% FRL).
• Market conditions: 73 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).
• This rent runs 33% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (median comp): $342,663
• List price: $199,900
• Delta: -41.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 Glen Carlyn Dr	0.00mi	3/1.5	1,540 (0%)	22mo	$200,000	$130	82
1249 Glen Carlyn Dr	0.07mi	3/2.5	1,623 (+5%)	14mo	$325,000	$200	72
1100 Harlowe Ln	0.55mi	3/2.0	1,566 (+2%)	10mo	$435,000	$278	61
5937 Bridle Path Ln	0.23mi	3/2.0	1,425 (-8%)	18mo	$385,000	$270	59
1271 Glen Carlyn Dr	0.08mi	3/1.5	1,336 (-13%)	20mo	$310,000	$232	57
5939 King Hill Dr	0.36mi	4/2.5 (+1)	1,600 (+4%)	18mo	$341,500	$213	53
1118 Harlowe Ln	0.45mi	3/3.0	1,566 (+2%)	22mo	$425,000	$271	52
1122 Colonie Dr	0.34mi	3/3.5	1,768 (+15%)	2mo	$413,000	$234	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $5,656
• Equity at exit: $29,806

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $54,183
• Equity at exit: $17,284

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14425

• Home prices YoY: -15.1%
• Active inventory: 73
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$340 /mo · $4,081/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $596

Break-even live

Break-even rent $1,863

Max offer price $199,900

Occupancy floor 72%

Sensitivity live

Price	-10% $709	-5% $652	+0% $596	+5% $539	+10% $483
Rent	-10% $389	-5% $493	+0% $596	+5% $699	+10% $803
Rate	-1.0pp $697	-0.5pp $647	base $596	+0.5pp $544	+1.0pp $491

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1188 Barry Pl Farmington, NY	1.0–3.0	1.0–2.5	1072	$2,675	$2.50	5d	12	1.02mi
1512 Redfern Dr Farmington, NY	3.0	2.5	1688	$2,800	$1.66	5d	1	1.17mi
1515 Red Fern Dr Unit 1512 Farmington, NY	3.0	2.5	1688	$2,800	$1.66	5d	1	1.20mi
6316 Bentley Dr Victor, NY	2.0	1.5	1500	$2,400	$1.60	26d	1	1.37mi
6141 Cedar Creek Way Farmington, NY	1.0–3.0	1.0–2.0	1272	$2,375	$1.87	5d	17	1.38mi

Listing history 7 events

1. 2026-05-13
   listed $199,900 Active 1289-char remark
2. 2024-09-03
   soldstatus $200,000
3. 2024-08-29
   soldstatus $200,000 Closed 966-char remark

   Show marketing remark (966 chars)

   WELCOME TO THIS PROMISING 3-BEDROOM, 1.5-BATH RAISED RANCH NESTLED ON A TRANQUIL NEIGHBORHOOD STREET, OFFERING IMMENSE POTENTIAL AND A COVETED LOCATION CLOSE TO ALL AMENITIES. THIS HOME BOASTS A GENEROUS LAYOUT WITH THREE BEDROOMS AND ONE FULL BATH ON THE MAIN LEVEL. THE LOWER LEVEL PROVIDES VERSATILITY AND COMFORT- IDEAL FOR ADDED LIVING SPACE WITH AN EXISTING REC ROOM AND HALF BATH. ENJOY OUTDOOR LIVING WITH A MULTI-LEVEL DECK AT THE REAR, PERFECT FOR GATHERINGS AND RELAXATION. SITUATED IN THE SOUGHT-AFTER VICTOR CENTRAL SCHOOL DISTRICT, THIS PROPERTY OFFERS PROXIMITY TO SCHOOLS, SHOPPING, DINING, AND MAJOR HIGHWAYS. IN NEED OF UPDATING AND BEING SOLD AS-IS, THIS HOME PRESENTS AN EXCELLENT OPPORTUNITY FOR THOSE LOOKING TO PERSONALIZE AND ADD VALUE. DON’T MISS OUT ON THIS CHANCE TO CREATE YOUR DREAM HOME IN A DESIRABLE NEIGHBORHOOD. SCHEDULE YOUR SHOWING TODAY! OFFERS DUE TUESDAY 7/9 @2PM. TOTAL SQUARE FOOTAGE IS 1540 INCLUDING THE LOWER LEVEL.

4. 2024-07-11
   status Pending 966-char remark

   Show marketing remark (966 chars)

   WELCOME TO THIS PROMISING 3-BEDROOM, 1.5-BATH RAISED RANCH NESTLED ON A TRANQUIL NEIGHBORHOOD STREET, OFFERING IMMENSE POTENTIAL AND A COVETED LOCATION CLOSE TO ALL AMENITIES. THIS HOME BOASTS A GENEROUS LAYOUT WITH THREE BEDROOMS AND ONE FULL BATH ON THE MAIN LEVEL. THE LOWER LEVEL PROVIDES VERSATILITY AND COMFORT- IDEAL FOR ADDED LIVING SPACE WITH AN EXISTING REC ROOM AND HALF BATH. ENJOY OUTDOOR LIVING WITH A MULTI-LEVEL DECK AT THE REAR, PERFECT FOR GATHERINGS AND RELAXATION. SITUATED IN THE SOUGHT-AFTER VICTOR CENTRAL SCHOOL DISTRICT, THIS PROPERTY OFFERS PROXIMITY TO SCHOOLS, SHOPPING, DINING, AND MAJOR HIGHWAYS. IN NEED OF UPDATING AND BEING SOLD AS-IS, THIS HOME PRESENTS AN EXCELLENT OPPORTUNITY FOR THOSE LOOKING TO PERSONALIZE AND ADD VALUE. DON’T MISS OUT ON THIS CHANCE TO CREATE YOUR DREAM HOME IN A DESIRABLE NEIGHBORHOOD. SCHEDULE YOUR SHOWING TODAY! OFFERS DUE TUESDAY 7/9 @2PM. TOTAL SQUARE FOOTAGE IS 1540 INCLUDING THE LOWER LEVEL.

5. 2024-06-27
   listed $179,900 Active 966-char remark

   Show marketing remark (966 chars)

   WELCOME TO THIS PROMISING 3-BEDROOM, 1.5-BATH RAISED RANCH NESTLED ON A TRANQUIL NEIGHBORHOOD STREET, OFFERING IMMENSE POTENTIAL AND A COVETED LOCATION CLOSE TO ALL AMENITIES. THIS HOME BOASTS A GENEROUS LAYOUT WITH THREE BEDROOMS AND ONE FULL BATH ON THE MAIN LEVEL. THE LOWER LEVEL PROVIDES VERSATILITY AND COMFORT- IDEAL FOR ADDED LIVING SPACE WITH AN EXISTING REC ROOM AND HALF BATH. ENJOY OUTDOOR LIVING WITH A MULTI-LEVEL DECK AT THE REAR, PERFECT FOR GATHERINGS AND RELAXATION. SITUATED IN THE SOUGHT-AFTER VICTOR CENTRAL SCHOOL DISTRICT, THIS PROPERTY OFFERS PROXIMITY TO SCHOOLS, SHOPPING, DINING, AND MAJOR HIGHWAYS. IN NEED OF UPDATING AND BEING SOLD AS-IS, THIS HOME PRESENTS AN EXCELLENT OPPORTUNITY FOR THOSE LOOKING TO PERSONALIZE AND ADD VALUE. DON’T MISS OUT ON THIS CHANCE TO CREATE YOUR DREAM HOME IN A DESIRABLE NEIGHBORHOOD. SCHEDULE YOUR SHOWING TODAY! OFFERS DUE TUESDAY 7/9 @2PM. TOTAL SQUARE FOOTAGE IS 1540 INCLUDING THE LOWER LEVEL.

6. 2005-03-29
   soldstatus $92,000
7. 1999-07-23
   soldstatus $85,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,081 · $340/mo
• Projected year-2 tax: $4,081 · $340/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,407
• − Mortgage interest: −$11,198
• − Property taxes: −$4,081
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$5,815
• Taxable income: $4,288
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $6,122/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Victor Central School District
• NCES district ID: 3629640
• Math proficiency: 56% ▼ -18.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $73,046
• Composite: 52.43/100
• National rank: #1575
• State rank: #222 of 590 in NY

Livability — Victor

• Score: 79/100
• State rank: #122
• US rank: #1991

Category grades

Amenities F Commute F Cost of living B- Crime A Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ontario County · 58,989 people
• City population: 16,364
• Metro: Rochester, NY
• Population (ZIP): 13,839
• Household income: $94,609
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 257.0

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 5% Iranian 4%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.59%
• Current HPI: 267.0192
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+135.2% since first listed

8 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-05-13 Listed $199,900 UNYREIS
• 2024-09-03 Sold (Public Records) $200,000 Public Records
• 2024-08-29 Sold (MLS) $200,000 UNYREIS
• 2024-07-11 Pending — UNYREIS
• 2024-06-27 Listed $179,900 UNYREIS
• 2005-03-29 Sold (Public Records) $92,000 Public Records
• 1999-07-23 Sold (Public Records) $85,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,081 · +9.1% YoY. Source: county tax records.